108 Lake Hazel Dr · Winter Haven, FL 33884

$116,000

2 bd · 2.0 ba · 1,320 sqft · Manufactured public records · 363 Days on market

Built 1981 8,712 sqft lot $286/mo HOA · 15% of rent

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BREATHTAKING VIEWS This home sits on a beautiful pond in 55+ community of Orange Manor West. Home is well maintained and sparking clean with bonus room (under heat/air) that is full width of home that has open view of relaxing pond. This is furnished, with very nice furnishings and ready for the new owners to move right in. Call for appointment today.

Key facts

• Lake hazel views
• New a/c unit
• New water heater

Tags

• LAKEFRONT HOME
• GATED RESORT STYLE COMMUNITY
• DEEDED LAKE ACCESS
• LAKE HAZEL VIEWS
• NEW WATER HEATER
• NEW A/C UNIT

Property features AI

Finance

• HOA & community: Homeowners association (association fee reported); Senior community; Community clubhouse and pool

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community
• Utilities: Public water; Public sewer; Cable available
• Home design: Mobile home (Twin); One-story; Paved road frontage; Zoned R1
• Construction: Frame construction; Metal roof; Skirt: other
• Exterior features: Front and rear porches, including a screened porch; Shed(s) and workshop; View

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Flooring: Carpet; Laminate; Simulated wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; High-speed internet; Blinds and drapes
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $116k.

Deal economics

• At list price, monthly cash flow is $61 ($731/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#291 in FL, #4,898 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools C-, employment C-, amenities F.
• Polk (suburban): math 39% / reading 43% proficiency, ranked #62 of 73 in FL (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 680 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 10,384 units permitted in Polk County in 2024 (1,716 in 5+ unit buildings).
• This rent runs 32% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $802 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Polk County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 363 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $116k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 363 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.63% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.01%
• DSCR: 1.80
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.9% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.49×
• Total profit: $-16,570
• Equity at exit: $17,296

10-year hold

• IRR: -8.5%
• Equity multiple: 0.51×
• Total profit: $-16,050
• Equity at exit: $10,030

Cash invested: $32,480 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33884

• Home prices YoY: -34.1%
• Rents YoY: 1.9%
• Active inventory: 680
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,892 high
• Mortgage (P&I): −$608
• Tax from tax record: −$65 /mo · $774/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$286
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $61

Break-even live

Break-even rent $1,815

Max offer price $116,000

Occupancy floor 92%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3905 Giorgio Dr Winter Haven, FL	3.0	2.0	1707	$2,050	$1.20	3d	1	0.64mi
3889 Giorgio Dr Winter Haven, FL	3.0	2.0	1483	$2,000	$1.35	23d	1	0.64mi
3916 Giorgio Dr Winter Haven, FL	3.0	2.0	1280	$1,695	$1.32	3d	1	0.67mi
3912 Giorgio Dr Winter Haven, FL	3.0	2.0	1483	$1,900	$1.28	21d	1	0.67mi
4981 Kaia Ave Winter Haven, FL	3.0	2.0	1269	$1,875	$1.48	18d	1	0.69mi
4973 Kaia Ave Winter Haven, FL	3.0	2.0	1483	$1,900	$1.28	2d	1	0.69mi
670 Eagle Landing Blvd Winter Haven, FL	3.0	2.0	1480	$1,999	$1.35	2d	1	0.81mi
3436 Costello Cir Winter Haven, FL	3.0	2.0	1504	$1,750	$1.16	2d	1	0.82mi
4458 Rapallo Ave Winter Haven, FL	3.0	2.5	1568	$2,000	$1.28	23d	1	0.98mi
3063 Laurel Oak Ln Winter Haven, FL	3.0	2.0	1269	$1,695	$1.34	13d	1	1.09mi
3063 Laurel Oak Ln Winter Haven, FL	3.0	2.0	1269	$1,695	$1.34	23d	1	1.09mi
109 Solis Dr Winter Haven, FL	3.0	2.0	1625	$2,086	$1.28	3d	1	1.19mi
1734 Carnostie Rd Winter Haven, FL	3.0	2.0	1418	$2,050	$1.45	23d	1	1.23mi
1735 Carnostie Rd Winter Haven, FL	3.0	2.0	1515	$1,900	$1.25	23d	1	1.24mi
1002 Corso Dr Winter Haven, FL	3.0	2.0	1545	$1,945	$1.26	23d	1	1.33mi

HOA detail

• Monthly dues: $286 · $3,432/yr

Listing history 27 events

1. 2026-06-15
   days on market $116,000 Active 363 DOM
2. 2026-06-13
   days on market $116,000 Active 361 DOM
3. 2026-06-10
   days on market $116,000 Active 358 DOM
4. 2026-06-09
   days on market $116,000 Active 357 DOM
5. 2026-06-08
   days on market $116,000 Active 356 DOM
6. 2026-06-07
   days on market $116,000 Active 355 DOM
7. 2026-06-05
   days on market $116,000 Active 352 DOM
8. 2026-06-03
   days on market $116,000 Active 350 DOM
9. 2026-06-01
   days on market $116,000 Active 349 DOM
10. 2026-05-31
    days on market $116,000 Active 348 DOM
11. 2026-02-24
    price $116,000
12. 2025-12-17
    status Active
13. 2025-12-17
    price $121,000
14. 2025-12-16
    historical
15. 2025-06-16
    listed $129,000 Active
16. 2025-03-03
    historical
17. 2025-02-05
    price $131,000
18. 2024-10-14
    price $133,000
19. 2024-09-17
    status Active
20. 2024-09-16
    historical
21. 2024-08-30
    price $131,000
22. 2024-07-02
    status Active
23. 2024-06-25
    status Pending
24. 2024-05-27
    listed $133,000 Active
25. 2020-03-18
    soldstatus $61,000 Sold 356-char remark

    Show marketing remark (356 chars)

    BREATHTAKING VIEWS This home sits on a beautiful pond in 55+ community of Orange Manor West. Home is well maintained and sparking clean with bonus room (under heat/air) that is full width of home that has open view of relaxing pond. This is furnished, with very nice furnishings and ready for the new owners to move right in. Call for appointment today.

26. 2020-02-27
    status Pending 356-char remark

    Show marketing remark (356 chars)

    BREATHTAKING VIEWS This home sits on a beautiful pond in 55+ community of Orange Manor West. Home is well maintained and sparking clean with bonus room (under heat/air) that is full width of home that has open view of relaxing pond. This is furnished, with very nice furnishings and ready for the new owners to move right in. Call for appointment today.

27. 2020-02-06
    listed $61,000 Active 356-char remark

    Show marketing remark (356 chars)

    BREATHTAKING VIEWS This home sits on a beautiful pond in 55+ community of Orange Manor West. Home is well maintained and sparking clean with bonus room (under heat/air) that is full width of home that has open view of relaxing pond. This is furnished, with very nice furnishings and ready for the new owners to move right in. Call for appointment today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $774 · $65/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$189/yr (+$16/mo · 24.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,704
• − Mortgage interest: −$6,498
• − Property taxes: −$774
• − Insurance: −$5,698
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − HOA: −$3,432
• − Depreciation: −$3,375
• Taxable loss: −$706
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $901/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Polk
• NCES district ID: 1201590
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $43,979
• Composite: 34.74/100
• National rank: #5132
• State rank: #62 of 73 in FL

Livability — Winter Haven

• Score: 74/100
• State rank: #291
• US rank: #4898

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment C- Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 740,051 people
• City population: 121,740
• Metro: Lakeland-Winter Haven, FL
• Population (ZIP): 37,561
• Household income: $70,443
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 949.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 752,975 people
• By 2030: 804,621 · +6.9%
• By 2040: 906,117 · +20.3%
• By 2050: 1,000,476 · +32.9%
• By 2075: 1,197,520 · +59.0%
• By 2100: 1,271,518 · +68.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 14% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Cuban 2%
• Common ancestry: Romanian 2% Lithuanian 2% Hispanic 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 84% English-only · Spanish 12% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Polk

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -6.1pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+14.4 2016: R+14.1 2012: R+6.8 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.69%
• Current HPI: 260.1421
• Rent YoY: ▲ 1.90%
• Metro: Lakeland-Winter Haven, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+90.2% since first listed

17 events — show timeline

• 2026-02-24 Price Changed $116,000 HAOR as distributed by MLS GRID
• 2025-12-17 Relisted — HAOR as distributed by MLS GRID
• 2025-12-17 Price Changed $121,000 HAOR as distributed by MLS GRID
• 2025-12-16 Delisted — HAOR as distributed by MLS GRID
• 2025-06-16 Listed $129,000 HAOR as distributed by MLS GRID
• 2025-03-03 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-05 Price Changed $131,000 Stellar MLS as Distributed by MLS Grid
• 2024-10-14 Price Changed $133,000 Stellar MLS as Distributed by MLS Grid
• 2024-09-17 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-09-16 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2024-08-30 Price Changed $131,000 Stellar MLS as Distributed by MLS Grid
• 2024-07-02 Relisted — Stellar MLS as Distributed by MLS Grid
• 2024-06-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2024-05-27 Listed $133,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-18 Sold (MLS) $61,000 Stellar MLS as Distributed by MLS Grid
• 2020-02-27 Pending — Stellar MLS as Distributed by MLS Grid
• 2020-02-06 Listed $61,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $774 · +18.8% YoY. Source: county tax records.